Town of Tuftonboro. Discussion on 1 Rollins Way and Its Impact

Randy Owen · 01-07-2025, 03:57 PM

YMCA Camp Belknap, Inc. has recently acquired 1 Rollins Way for $2.2 million. The critical focus here is on zoning regulations and their implications for our neighborhood and the town as a whole.

This property, previously a low-impact residential use, now faces the potential for conversion into a high-impact, high-demand use by a 501(c) tax-exempt entity. YMCA Camp Belknap, shielded by its religious or prior religious status, may remove this property from the tax rolls. As a result, it would no longer contribute to essential town services such as schools, police, and fire departments.

The Key Question: Conforming vs. Nonconforming Use
Under RSA 674:28, nonconforming properties may only be altered or expanded if such changes do not render an existing conforming structure nonconforming.

At present, 1 Rollins Way is a low-impact, conforming residential property. If YMCA Camp Belknap plans to repurpose it into a high-impact, nonconforming commercial property, it raises significant concerns about zoning compliance and the potential effects on our neighborhood.

Why This Matters
This issue extends beyond zoning compliance—it touches on the character of our neighborhood, the equity of tax responsibilities, and the precedent set for future developments. Removing high-value properties from the tax base, while simultaneously increasing town service demands, shifts the financial burden onto other residents.

Call to Action
I am bringing this matter to the attention of my neighbors so we can address it collectively. It is our duty to ensure that this proposed use is properly evaluated for its conformity with zoning laws and its broader impact on Tuftonboro. Let us come together to safeguard the integrity and financial health of our community.

01-07-2025, 03:57 PM	#1
Randy Owen Senior Member Join Date: Sep 2019 Location: Farm Island Posts: 82 Thanks: 42 Thanked 10 Times in 9 Posts	Town of Tuftonboro. Discussion on 1 Rollins Way and Its Impact YMCA Camp Belknap, Inc. has recently acquired 1 Rollins Way for $2.2 million. The critical focus here is on zoning regulations and their implications for our neighborhood and the town as a whole. This property, previously a low-impact residential use, now faces the potential for conversion into a high-impact, high-demand use by a 501(c) tax-exempt entity. YMCA Camp Belknap, shielded by its religious or prior religious status, may remove this property from the tax rolls. As a result, it would no longer contribute to essential town services such as schools, police, and fire departments. The Key Question: Conforming vs. Nonconforming Use Under RSA 674:28, nonconforming properties may only be altered or expanded if such changes do not render an existing conforming structure nonconforming. At present, 1 Rollins Way is a low-impact, conforming residential property. If YMCA Camp Belknap plans to repurpose it into a high-impact, nonconforming commercial property, it raises significant concerns about zoning compliance and the potential effects on our neighborhood. Why This Matters This issue extends beyond zoning compliance—it touches on the character of our neighborhood, the equity of tax responsibilities, and the precedent set for future developments. Removing high-value properties from the tax base, while simultaneously increasing town service demands, shifts the financial burden onto other residents. Call to Action I am bringing this matter to the attention of my neighbors so we can address it collectively. It is our duty to ensure that this proposed use is properly evaluated for its conformity with zoning laws and its broader impact on Tuftonboro. Let us come together to safeguard the integrity and financial health of our community.